Granville Community Calendar

BZBA Minutes 9/12/1996


September 12, 1996


Present: Ashlin Caravana, Don Contini, Bob Essman, Lon Herman,

Eric Stewart

Members Absent: none

Also Present: Reza Reyazi, Village Planner

Visitors: Scott Rawden (Sentinel),and about 42 names on attached


Minutes: July 25. 1996 and August 22: BZBA members agreed to

postpone approval of the previous sessions until this evening' minutes s can also be considered.

Citizens Comments: None

Old Business:

McDonald' s, South Galway at Cherry Valley Road



Caravana explained the background for tonight' s special which is a continuation of the hearing regarding a request by Don and Laurie Kissick for a

conditional use permit

McDonald' s. A meeting was held on September 5th at which BZBA and staff had some of their questions about traffic answered. Some

questions remain, and McDonald' s promised to provide answers by September 12. The 18-page memo with attachments arrived this afternoon, and BZBA members have not had time to study it thoroughly. Ms. Caravana stated that citizens who speak must be sworn in.

Dan Gunset introduced representatives from McDonald' s and msteaetetidng:that Mr. Risska would answer questions posed at the last

gener1a.tionPlfaigP¥ulareces.was not included in figures for determining trip traffic manual. The figures provided are from the McDonald' s provided The figure is 33 per cent higher than that by ITE data. He stated that these figures are very conservative. Peak hour rates are higher at restaurants without PlayPlaces than for those with PlayPlaces. The seating for parents in the PlayPlace should have been included with the restaurant. gMer.neRraistsiokna stated that across the nation they have found that trip rates are smaller at peak hours.

2. Drive Through: Ms. Caravana asked whether the drive athnrdouagnh awltaesrnnaectievses.ary, and Mr. Risska stated it was a convenience required. If they eliminated it, more parking would be They would .st1;1=*build the restaurant even if the drive

through were not allowed.

3. 24-Hour Trip Generation figures: Mr. Risska stated that

24-hour figures were not meaningful for the traffic study or for

determining street improvements required. Cars on Cherry Valley

Road (C.V.)were expected to number 357 per hour, an increase of

6. 9 per cent (22 trips per hour. or one car per traffic light

cycle).Ms. Caravana asked whether this meant there would only be

70 more cars per day. This issue has to do with more than just

trafficb-u-t also quality of life and impact on the neighbors.

There is more at stake than just the engineering viewpoint. Some

of the traffic is diverted (pass-by cars) and some is primary

destination McDonald' s).Mr. Gunset stated figures are based on

primary trips, 24 hours, occurring from south of the site on C.V.

rather than traffic from Granville.

4. Fackler' s was not taken into consideration when survey of traffic was done. Mr. Risska said they only were required to look

at existing sites, but Ms. Caravana stated that all sites must be

looked at when considering traffic concerns.

5. Trip Distribution: Ms. Caravana stated that we need to be

aware of other businesses in the area, i. e.,

generating traffic in the future.

Fackler' s and Country

Hearth, Mr. Risska wondered

whether these businesses were asked for funds to help improve the road, and Mr. Herman said the question is irrelevant. Ms. Caravana stated that we placed conditions upon applications, such reducing the drive- as A n decide throughs at Fackler' s. Village Council and GPC A. A1, .L on roads. Mr. Hermanh #er=t a*study taking into account Gu, wthheat inhates rbseeecntiaopnp,roved for Fackler asiell as other development in 1,7-4 small portion Bf1 tMher. Reinsstikrae agreed but McDonald' s is only a very U area. - Mr. Gunset stated that he thought McDonald 's plan was applied for before Fackler' s, and then 7 --, , McDonald' s tabled it. Mr. Herman added that the Lizific Ludy was Ova J resubmitted to GPC, which included significant changes and detail 7 cfrhoamngewhaint wtahseorsigiteinally applied for. Mr. Risska said there was no smaller plan, only the building. The lot size got and greenspace was decreased.

McDonald' s Market Evaluation System is used to identify the trade area for proposed restaurants. Mr. Risska noted a chart in athreea patockebte, s1h0o,w32in8g. proposed population within the primary trade Historically 70-75 per cent of McDonald' s business is generated by home, work and shopping trip patterns and 25-30 per cent is generated by other people, i. e., tourists, college students, sports events. They do not use traffic count information to estimate sales potential. Mr. Samuelson stated that it' s a mixed bag which data are utilized to survey for traffic. A market analysis has a little more validity. Ms. Caravana asked whether for a site within sight of a major highway, might it not reasonably be expected to attract a small portion of business to McDonald' s? Mr. Samuelson thought a higher proportion would come


from Rt. 16/C. V. because a substantial amount of trips, according

to ITE, are pass-by traffic. Mr. Herman stated that McDonald' s

traffic study submits less traffic than Mr. Samuelson would have

expected. Mr. Herman did think the added traffic would change the

intersection operations. Mr. Samuelson said that the McDonald' s

study reported that there was a capacity problem at the

intersection now. Mr. Risska said that Mr. Samuelson is well

respected in the trade but that McDonald' s data is based on actual

data and they have been very successful in their marketing

analyses. He added that although Mr. Samuelson would expect

traffic to come from the intersection, he would expect it not to do

SO. •

Ms. Caravana wondered why the number of trip generations

heading east into McDonald' s is greater than the number of trips now. That' s what makes Mr. Samuelson speculate traffic will be

generated from the intersection. Not only would the 21 pass-by

people come in but also 20 more, based on figures in the traffic

study. Mr. Risska said the reason traffic will not be coming from

the intersection is that McDonald' s would not be visible from the

highway and there would be no roadsign. He said that if you drove

by the building you would think you were looking at a bank. There

would be only one very low golden arch. Ms. Caravana stated that

regular drivers know where the restaurants are. Mr. Risska' s

figures are based on the village of Granville. He said that a certain have loacmaoliuznat tioofnRt.s1tu6dC/ie. Vs. traffic was included, but they do not McDonald' s. of what proportion 5110 come to

The McDonald' s representatives questioned BZBA and staff:

inters1e. ctiHoans?Village Council made changes in plans to improve the What improvements have been made? Ms. Caravana

iamnpswroevreemd etnhtsa.t the CMP gives direction as to land use, rather than Village Council has reviewed proposed road

improvements needed but has not taken steps to implement them. CS.uVp.erAmerica, Bob Evans, and Mid-Ohio will participate in improving

HERB MURPHY, owner of the land, stated that over a year ago the Village contacted him and said they had a plan to relieve the congestion submitted by Bird and Bull, so the village intends to take care of the traffic. Mr. Reyazi stated that this plan is only one of many, and Village Council has acted on none of them. He added that we have to evaluate the current issue with this in mind.

Mr. Gunset stated that if the village is asking businesses csoountshideorf the intersection to help improve the road, they must traffic on the south of C.V. worse than traffic on the annodrtht.heMrs. Caravana stated that the two areas are differently zoned are not conditional uses south. She added that BZBA ru n L/ LA 0 YL


hesitates to ask

engineers. These

consideration. Mr.

side of the intersec

people to contribute; we are not traffic.

priorities would not be factors in tonight' s

Reyazi stated that there is no priority of one

tion vs. the other.

Regarding the Rt. 16/C. V. intersection, Mr. Risska stated that

the area will remain congested until recommendations from the 1992

study are implemented. He showed a graph of "Delay Comparisons"

showing existing delay conditions and delay if C.V. were improved.

He pointed out that minimal increase in delay would occur with a McDonald' s.

Parking/Stacking: Mr. Risska stated that the maximum number

of cars stacked at the drive-through would be 10; people do not want more than 8. He thought it would take 21 vehicles to reach

the entrance. Ms. Caravana counted 14 cars queued at Wendy' s, and

Mr. Risska thought that was because there was no competition in

Granville. Mr. Samuelson is satisfied that the drive-through would

not cause problems with stacking.

Ms. Caravana had asked about blocking the handicapped when 13 spot cars are stacked, and Mr. Risska indicated the cars would

drive around until a spot is open. Also, the handicapped spot can be relocated.

Site Access: In answer to a question about stacking when a lot of cars want to turn left on Galway, Mr. Risska said Galway is

an access road and there will be no problems. The distance from centerline of r B*r" to entrance drive is 80' , and Mr. Samuelson had C ,. Tinhdeirceatwedill dbreivtweo-threoausgtbhoutnrdaflafinceswould not affect Galway traffic. on Galway. Access to Galway will

be eased by a left-turn lane. McDonald' s is willing to participate in the cost of a left turn land on northbound C.V.

Driveway offsetsZ Mr. Risska said that the McDonald' s exit

dthoeesirnodtrilvinee up with Country Hearth. He is not sure exactly where is. Mr. Samuelson had indicated that offsets are safer. There will not be any combined curbcuts with other sites. Mr. Risska felt that the distance from the drive-through window to the exit was adequate.

Mr. Reyazi stated that his questions raised at their special mfroemetinGgrawnevreillen.ot answered, one of which was about traffic coming in writing. Mr. Risska said he did not have these questions in

Mr. Stewart asked about discrepancy in St 0(0 4 the 1992 figures vs. the TES study, and figures from 1992 was a planning study, Rss*ka said that the ifot all the anticipated a general comprehensive planned study. data they use that, butuswehserweertehecreonsisidearemd.ix,Wthheerey they have hard survey. use a general




HERB MURPHY noted, in the newsp

the CMP, but that lS not true.


aper that Wendy' s came in before

KIRK COMBE expressed his concerns: 1) Working with the

concerned citizens of Erinwood, they submitted a lengthy report,

and he asked whether this would be included in the official record,

and the answer was Yes. Ms. Caravana stated that she would be

asking the applicant the questions Mr. Combe et al. raised

regarding the CMP and conditional uses. 2) He read the original

McDonald' s traffic report and sent a copy to a traffic engineer and

received his comments. Mr. Gunset interrupted and said such a

report is inappropriate because he is not here in person to be

cross-examined. You can' t build your way out of a traffic problem,

Mr. Combe stated. He then read from:


prepared by TES was remarkable.

system, but does nothing of

intersection at Galway where

intersection as well as other

remarkable, the letter stated,

link trips are irrelevant. It

begin to address the problem


The traffic impact study that was

It purports to look at the street

the kind. It only addresses. the

there are no problems. The major

streets were ignored. Even more

is that pass-by trips vs. diverted

is clear that the report does not and would be of no use to the

of this development. Ms. Caravana stated that

these issues have already been discusse45B\d#M-r. Gunset requested that these9remarksL beks-tMri»cgkern1- f r'om the recor. --11' 4* n* 1 " 4,<+2£-* 15 WICKLOW (I didn' t get his name) resident would like to k2n5o0w, 0 0(10) hohmowes. many McDonald' s are built two blocks away from 2) They have invested a lot 0Amley into their nhoemigehsboarnhdooadlt.hough he likes McDonald' s, he doesn<-o/want it in his 3) He thinks they should locate south of Rt. 16. BRENDA BOYLE has a petition signed by 64 per cent of the residents of the Village Green, stating they want the village MocffDiconiaallds' to know they are adamantly opposed to the proposed s. Moreover, they oppose any "freeway off-ramp" or suburban "strip" development north of Rt. 16t-o- include any fast food establishments, motels, gas stations, or any other highv-olume traffic that would lower the quality of life and property values of tshtaendcaormdms ufnoitry Earnindwtohoadt do not accord with the originally proposed or the CMP.

CRAIG EILERS echoed his neighbor' s comments and stated he mfaosvet.d here 6 weeks ago from Gahanna because their growth was too Business was coming in too quickly and he did not want to see that happen here.

TrafJfAicMES FRY stated it' s easy to find gridlock at intersections. is already backed up past Galway at times. Traffic cannot

turn left into Wendy' s. This is not safe. Already yield signs are

replaced by stop signs because of the danger.

JOHN CORT stated that Village Council said Newark-Granville

Road will never be increased, and that Mr. EisenbefR said they

would put up a light if they have to. He is concrned about

increased traffic.

CARL WILKENFELD referred to the 1992 traffic study. After

four years of the fastest growth we have ever experienced, tonight

the McDonald' s man said this is just a general study and Mr.

Wilkenfeld' wondered where the serious study was. Lots of land was

rezoned for denser housing, and even the village has traffic

congestion. He thought that we do not have enough zoning

regulations, so we should stop and take· a breather.

BILL WERNET asked about the Delay Comparison chart and would

like to see different peaks on different days. Also, in the 1992

study mention was made that the traffic was "just a little bit

worse."A little bit is too much. If everyone made it a little

bit worse, where would we be? Also, there have been a number of

deaths and injuries at the intersection. He also wondered about

impact of traffic on Newark-Granville Road or throughout the village itself. He wondered whether McDonald' made s ever found they' ve a mistake. He also wondered where are the follow-up studies

to determine the accuracy as to projections.

Mr. Gunset suggested that the village' s own traffic expert review the study. McDonald' s met with him responding to these questions. There have not been any studies post-development to determine validity of early data. He stated that Mr. Risska had

advised the Board that many of the figures provided by McDonald' s to the expert are verifiable figures based, on experience.




00- 9VEW- pea»

Htoerman asked what ppst-study results can be made when actual reality/ Mr. Reyaza had submitted those

to McDonald' s. Mr. Risska said those questions were addressed to staff and he would like a FAX of those questions.

Mr. Reyazi repeated his questions: 1) Based on traffic

study, the scope of the study was limited and it did not take the Rt. 16C/. V. intersection into account. Limiting it to GalwayC/.V. is unrealistic because of the draw of a fast-food restaurant. 2) The most significant question is regarding the location where the trip counts on C.V. were taken. They were taken north of A Galway on C.V.,which has less traffic than traffic south ofA A*GIs:-* Acontrsaidfefriccarsstudayt Wneeneddys' to take into account south of Galway to 7 s.

3) Accuracy of the appendix. The numbers in the appendix cshoonwsidaenyratpioenak and any peak with 63d„ e trip and do not take into turning cars. S C/ -*-

4) The study refers to the fact that the peak of traffic



occurs between 5 and 6 p.m. He would like to see the' flow at that


5) Regarding McDonald' s market study assumptions, Granville

is largely a bedroom/ commuting community and there are not as many

cars during the day. Were these localization factors taken into


Mr. Risska asked for some clarification and stated he would

formalize his answers. Mr. Gunset objected to this process,

stating that given the many meetings and reports, this new list of

questions is completely unfair to ask their traffic engineer.

Mr. Herman stated in response to the materials requested at

the meeting on the 5th, the Village Planner received just this

afternoon McDonald' s 18-page memo and expected BZBA members to

consider it thoughtfully before tonight' s meeting. Following Ms.

Caravana' s request to have BZBA questions answered, Mr. Gunset

stated that they would answer questions with objection.

DEAN MARKLE thinks we have to look at the pride of the people who have condos and homes in Erinwood and Village Green. He has

known the Murphys for years and it' s hard to oppose them because

they have a business venture they are pursuing. But we have to

address quality of life. The CMP recommends appropriately scaled

development with a New England style well designed. We need

integrated architecture and to view will the entire plan to see how it all fit together. Traffic would be minimized with one in and

out drive halfway down Galway with parking in the rear. You could

have a smaller McDonald' s with no playplace and no drive-through. I f they located south of Rt. 16, they could accorrrnodate more traffic; there are other properties for sale there. The north area should be pedestrian oriented, as residents were told when they purchased there. They were told there would be boutiques and small shops, not fast-food restaurants.

Compatibility of McDonald' s with CMP, ordinances, and Suburban mBuaslilnse. ss District: Ms. Caravana noted that the CMP prohibits strip Even though the entrance is off Galway, it' s still an island rather than a cluster. The CMP also recommends balanced

land use and diversity rather than c- ©1F*E*Ee*use. It should be pedestrian-oriented and reflect a small-town community character. It recommends a high quality residential environment. The zoning ordinance states moderate development for this area. It is < designed to eliminate strip development; McDonald' s is designed to handle large amounts of traffic, rather than ADja,cing=it. Being ptreadeffsitcria-inntse.nsive, McDonald' s makes small efforts to accommodate dangerous confTlhicet high number of cars creates high potential for points. Curbcuts should be clustered to join other businesses. McDonald' s does not fit the CMP and ordinances.

Mr. Risska said the building was designed for this site, but Ms. Caravana explained she was talking about the nature of the

business and whether it was appropriate in close proximity with

residences. Mr. Risska feels it fits in well with the CMP.

Mr. Contini stated thatbbWenedy' s1 »lS «h is t e a.cher. He studied

the parking situation theree;-ad about 1: 15 he was stopped at the

intersection and could not move/because someone was trying to turn

into Wendys;' and traffic going south has already backed up to

Galway. Nobody could move. Also, he has talked . to nearby

residents who were told the area was not designed for fast-food,

and that' s why it is a conditional use. The Kissacks and most of

the rest of us are protected from close proximity of McDonald' s,

but the neighbors are worried about their property values. They

were promised small shops, boutiques, not McDonald' s. Mr. Contini

cannot vote for this or any fast-food restaurant on the basis of

No. 3 of Criteria for Approval of C6nditional Uses.

HERB MURPHY stated that his group has spent thousands of

dollars on this development and no one is asking him about the

design for shops. They were told there was no major retail draw,

so they dropped plans for small shops. Mr. Contini argued that

because he could not find them does not mean they are not out there. There' s no guarantee. Mr. Murphy should hold to his

promise. Mr. Murphy said that some of the residents bought their

property just three weeks ago. Ms. Caravana stated that it is not

the task of the BZBA to find an anchor.

BILL WERNET stated that it is not the point whether or not it' s an economic issue vs. what it has done to the neighborhood.

BRENDA BOYLE went to Guanciale &Johnson to see whether the boutiques" statement was still current, and Joanne Morey could not find a single brochure in the office. She was able to locate the

original brochure in her personal f iles, which she wasusing to ji] promote sales in Erinwood. Mr. Markle had told her these old

brochures were still being used currently to sell property.

Ms. CMarr.avGaunnaset requested to decline to answer more questions, and stated that the Board could consult with their

daattyosr.ney and provide a thorough, written finding of fact within 30

Ms. Caravana stated that the Board does not have to vote tonight; they have thirty days to make their decision, and Mr. wHeorumldanbethopurgehfet rathbalet. waiting until the regularly scheduled meeting Mr. Gunset thought the Board was attempting to stall a vote until the Moratorium is determined, tand he L- _v preferred a vote tonight . N<2 L-9--,61-d--fSp/.L.l)- 7 - - *2p-,*6- 14,


Mr. Stewart agreed with Mr. Contini' s comments. Mr. Contini » felt Mr. Gunset was. pinning him down and feels mistrusted, but he 1 «A- 1 is merely responding to the wishes of the people. Mr. Essman said 3, u 6- n

that if McDonald' s would prefer that we consult our attorney, he


would go for that.





The Board then applied the criteria to the application:

a) The proposed use is a conditional use within the zoning

district and the applicable development standards of this Zoning

Ordinance are met. Although the use is a conditional use, not

all development standards have been met.

b) The proposed use is in accordance with appropriate plans

for the area and is compatible with existing land use. The

plan is. t»es*i7- not in accordance with plans for the area. it is

not compatible with future land uses, i. e.,Fackler' s.

c) The proposed use will not create an undue burden on

public facilities and services, such as streets, utilities,

schools, and refuse disposal. The Board finds that the carrying capacity and transportation services are not adequate to approve this application. It will create an undue burden on streets. It

may not put the intersection at Galway and C. V. at capacity but will do so very soon and will aggravate the C.V.R/t. 16 inter- section. The applicant did not consider how it would affect this

important intersection. There is a high likelihood it would generate high levels of trash.

d) The proposed use will not be detrimental or disturbing to existing neighboring uses and will not entail a use, struc- ture, or condition of operation that constitutes a nuisance or hazard to any persons or property. This business would be a detriment and disturbing to the neighboring homes both in the fsotrrmeeotsf. an increase in traffic in neighborhood and neighboring There would also be increase in trash and smells of grease. Heavy traffic would drive through the roads where children play. This operation would constitute a nuisance and hazard to people and property nearby.

Ms. Caravana applied "Objectives to Implement a Strong Growth Management System" from the CMP (Page A-12):

4. Prohibit strip commercial development and encourage Tlimhisitepdlansudbo-evsillage commercial uses in well-designpd clusters. not do so.

6. Promote balanced land uses throughout Granville. The proposed land use tips the balance towards automobile-oriented



uses and repeats uses in the same zoning district, i. e.,Wendy' s.

Objectives to Preserve the Unique Character of Granville"

Page A-13):

2. Promote a development strategy where physical growth

reflects the small-town community character. This strategy does

not do so.

5. Promote diversity and character in new developments--

avoid homogenization. This does not do so. It is a repetition.

Maintain a High-quality Residential Environment.P" a(ge A-

14):This development would be a detriment to a nearby


She referred to the Zoning Ordinance (1175. 01): The

purpose and intent of the SBD is to provide suitable areas for a

moderate concentration of various types of compatible businesses

while providing use, neighborhood and Village enhancing features,

such as adequate parking, appropriate landscaping, screening,

acceptable aesthetics and site design intended to eliminate

adverse effects of traffic congestion."This application is

designed to handle as much traffic as possible and channel it fast through the drive-through.

Traffic Requirements" (1175. 03) : c) Minimization of

conflict points between auto and pedestrian traffic. . . ."This

plan presents many conflict points; by merely putting in concrete for walkways is not an adequate manner to address this. The

applicant said that the drive-through would not bring in more bbuussiinneessss. but they would not build this development without that The BZBA cannot approve a plan that adversely affects traffic to the detriment of the public. The applicant has stated that the capacity of the intersection is overcapacity now. They

have said their traffic would aggravate traffic congestion and would also increase traffic along Galway. The traffic brought in by this restaurant would be detrimental to the residents nearby Most of these residents strongly oppose this project. because the lowered quality of life would lower their property values.

Site Plan Approval Required" 1(175. 04(b)1(): Combined

curbcuts, especially for any uses that are incorporated in a commercial development."McDonald' s proposes two curbcuts. b) 2( ) Minimize conflict points between auto and pedestrian itssruae. ffic.T he..ap"plicant has not adequately addressed this

b) 3( ) Service Traffic separation from customer or commuter traffic. Commuters are likely to park in the lor in off hours. U,=1, » re£ 1 e)rE[3:5¤B: This 0 L * A«46 4 0- - is not truly a plan ror the areaM, Adoes not fit into the original design as far as shops are conce:ftedll -<<7 It is an attempt to get an anchor there and attract a lot of p

cars. It does not fit in with Mr. Murphy' s original scheme and

promise. Traffic: Thefe9a05re5'ba1/lot of problems with the traffic study rA 4j,'

and some inaccura¢ies and some unusual ways traffic was counted. A/ 11& 1

The engineer wasvinaccurate about where the traffic would come r

from. Ms. Caravana thought the traffic study was incomplete and UY

did not cover the entire area. OtherP X*p#ms might show this use J

is more directed toward highway and transient traffic. For a f

PlayPlace where there are many children, it will be more of a

destination and increase the number of primary trips. The di numbers given us are averages based on graphs with a range an

could be higher or lower.

Parking: would not be adequate here and is not adequate at

Wendy' s.

Safety: The traffic engineer is concerned about safety with

the left turn and stacking. Nothing prevents that from happening

at McDonald' s. Rear-ending accidents is a very real threat. The

PlayPlace will ensure high levels of steady traffic, so will not

only be high at peak times but throughout the day.

Fw&O €4-4,k#e0.40-4<C-.x. ,·U+25'

Mr. Herman, stateth*at in 14 years as a public servant, this

is the first time tha anybody has suggested that he might be

cooking up something./He added that the criteria we considered

and the evidenceB €>r o¢vided suggest a preponderance of indieati:ens.creating/burdens, etc. Information provided to us

represents a distorted view on the impaucpto*n this community, and further information will be provided 111tifYdinoffact. Ms. Caravana added that other than changing the outside

appearance of McDonald' s, she does not believe the applicant has made any real effort to make McDonald' s to fit into this community. They have not tried to get together with other business people in the area. She does not see a reason for

accepting this as a Conditional Use. It has not earned it.

Mr. Stewart stated that traffic is a major issue. Others

have addressed the major issues. HE has the same concerns about

traffic flow and traffic volume at other intersections. He does

not think the answer is building a larger road. Also, a preponderance of the residents nearby do not want this, and Mr. Stewart will go along with their wishes.

6064. *=16.d 1/ / /

Mr. Essman' s psimary objection is/drit*ria C."Undue burden

on traffic is by fr the biggest pro]21em(. There are others, but tthreafefixctraisttrhae fmfaici c.o.ntention. Thgin/ tersection cannot handle The burden of having met the four criteria trhesists. wIinthhMiscDcoonnavlde'rssaatniodnshe does not see that they have done ) btougseintehsesr., they have all saidwtihtheypdeoidplenowt haophpLeOlUpQ2e=--defat- s.*tht-efoopdlan r U help but Common sense indicates that the proposed use canno create undue burdens. He is adamant that it is the people, their petitions, their property, their values and quality



of life. It would be detrimental to the neighborhood and will

entail a nuisance and a hazard.

Adjournment: 10: 15 p. m.

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